Planning commission recommends rezoning for Spring Verde Apartments amid neighbors’ traffic and infrastructure concerns

The Cottonwood Planning & Zoning Commission on May 18 voted 3–1 to recommend City Council approve land‑use changes that would allow the proposed Spring Verde Apartments, a 252‑unit multifamily development planned on an 8.81‑acre site near South 12th Street and State Route 89A.

Tina Hayden, a Community Development staff member, told the panel the proposal would reclassify roughly 5.6 acres from highway commercial to high‑density residential, rezone two parcels from C2/R2 to R3 for the entire 8.81 acres and grant a conditional‑use permit to permit up to three‑story buildings with heights below 40 feet. Hayden said staff recommends approval to move the items forward with stipulations including a 90‑day period for lot‑line adjustments, required design review before building permits, and engineering requirements such as a traffic impact study, drainage study and ADOT permitting for the two entrances near SR 89A.

“The project site is 8.81 acres,” Hayden said, and the proposed R3 zoning could allow up to 29 multifamily units per acre; staff emphasized that design review and engineering permits will be needed before any building permits are issued.

Developer William Spring, who spoke for the applicant, described the Spring Verde concept as a response to local housing studies and lender underwriting. “Spring Verde is directly in response to a study done by Cottonwood in Verde Valley a few years ago,” Spring said, adding that the project team conducted grading and lowering of building pads so much of the development will sit below existing 12th Street grade to reduce visible height. The applicant’s civil engineer, Derek Balbergen of TESO, said the team proposes two vehicle entrances on South 12th Street, that existing structures on the site will be removed, and that retaining walls and grading will reduce perceived building height from the street.

Public commenters were sharply divided. Dozens of residents turned out; many living along South 12th Street and the adjacent neighborhood urged the commission to deny rezoning, citing traffic, parking, sewer and water capacity, loss of views and the scale of the proposed development. One resident said the project would add “252 units with 415 parking stalls” and warned that “it’s going to make a huge burden on areas that are already well built.” Another said paving of South 12th Street increased traffic and that the additional trips would exacerbate an existing safety problem.

At least one speaker, Mary Shaquin, executive director of the Verde Valley Community Development Organization, urged the commission to support the project, saying the region needs multifamily housing. “We need multifamily housing,” Shaquin said, noting workforce needs tied to the new Northern Arizona Health center and other employers. Several commenters who supported increased housing pointed to recent housing demand studies and argued the site is appropriate infill near retail and employment.

Commissioners questioned staff and the applicant about alternatives. Commissioner Rothrock asked whether applying R2 instead of R3 would significantly reduce unit counts; staff replied that R2 generally allows roughly 6–11 units per acre while R3 allows 12–29 units per acre. The developer said converting the project to two‑story buildings would cut the unit count by roughly a third to about 160 units.

Hayden and staff repeatedly noted that utility capacity, drainage and traffic mitigation are matters for subsequent civil engineering review and approvals, including a required drainage study and ADOT permitting for the proposed entrances. “This project will require ADOT approval for both entrances due to the proximity of the signal at 12th Street and SR 89A,” Hayden said.

After discussion the commission approved three motions recommending that council: (1) rezone a portion of the parcels to R3 (Z26‑004), (2) grant the conditional‑use permit to allow the building height exception (CUP 26002), and (3) approve the minor general plan amendment to High‑Density Residential for the portion currently designated Highway Commercial (GP 26002). All three recommendations passed by the same 3–1 vote. Commissioner Rothrock moved the rezoning recommendation and Commissioner Hellman seconded, according to the record.

Chairman Garrison and staff reminded the public that the Planning & Zoning Commission’s votes are recommendations that will now go to City Council for final action, and that detailed design and infrastructure studies will be reviewed in later permitting stages. The council will consider the items at a future meeting.